Authored by the expert who managed and guided the team behind the Dominican Republic Property Pack
Yes, the analysis of Punta Cana's property market is included in our pack
This article covers the current house prices in Punta Cana, with all data updated for 2026.
We constantly refresh this blog post to reflect the latest market conditions in the Punta Cana real estate market, so you always have access to fresh and reliable numbers.
Whether you're looking at an inland villa near Veron or a luxury home in Cap Cana, you'll find concrete price ranges, neighborhood comparisons, and cost breakdowns below.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Punta Cana.
How much do houses cost in Punta Cana as of 2026?
What's the median and average house price in Punta Cana as of 2026?
As of early 2026, the median asking price for a house in Punta Cana is roughly DOP 22 million, which works out to about $350,000 or around €295,000, while the average house price runs significantly higher at approximately DOP 38 million ($600,000 / €505,000) because luxury villas in places like Cap Cana pull the number up.
The typical price range that covers roughly 80% of house sales in Punta Cana in 2026 stretches from about DOP 7.5 million to DOP 82 million, or $120,000 to $1,300,000 (€100,000 to €1,100,000), which is a wide band that reflects how different "inland Veron" and "beachfront Cap Cana" really are.
That big gap between the median and average house price in Punta Cana tells you that most houses sell in the low-to-mid range, but a smaller group of high-end villas (often $1 million and above) pushes the average well above what a typical buyer will actually pay.
At the Punta Cana median house price of around $350,000, you can realistically expect a 3-bedroom house of about 150 to 200 square meters inside a gated community like Cocotal or a well-maintained development near Bavaro, with a small garden, shared pool access, and decent finishes, though not beachfront.
What's the cheapest livable house budget in Punta Cana as of 2026?
As of early 2026, the minimum budget for a livable house in Punta Cana is around DOP 6.3 million to DOP 8.2 million, which translates to roughly $100,000 to $130,000 (€84,000 to €110,000).
At this entry-level price point in Punta Cana, "livable" typically means a modest 2-bedroom house of 80 to 120 square meters with basic finishes, a functional kitchen and bathroom, and reliable access to water and electricity, though you should expect an inverter or backup system rather than uninterrupted grid power.
These cheapest livable houses in Punta Cana are almost always found inland, in neighborhoods like Veron, Ciudad del Sol, and the residential pockets along the Veron-Bavaro corridor, where you're a 15-to-25-minute drive from the beach but close to local shops and services.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Punta Cana here.
How much do 2 and 3-bedroom houses cost in Punta Cana as of 2026?
As of early 2026, a typical 2-bedroom house in Punta Cana costs between DOP 11 million and DOP 16 million (about $175,000 to $250,000, or €150,000 to €210,000), while a typical 3-bedroom house runs from DOP 19 million to DOP 32 million (about $300,000 to $500,000, or €255,000 to €420,000), depending heavily on whether the house is inland or inside a gated community.
For a 2-bedroom house in Punta Cana, the realistic price range spans from about DOP 5.7 million ($90,000 / €76,000) for a basic inland home in Veron to around DOP 38 million ($600,000 / €505,000) for a well-located property near the beach or inside a resort-branded development.
For a 3-bedroom house in Punta Cana, the realistic range goes from about DOP 8.2 million ($130,000 / €110,000) in more affordable inland zones to DOP 63 million ($1,000,000 / €845,000) in prime gated communities like Cocotal or Punta Cana Village, where a 3-bedroom at Cocotal is listed around $450,000.
Moving from a 2-bedroom to a 3-bedroom house in Punta Cana typically adds 40% to 70% to the price, which is a bigger jump than in many markets because the extra bedroom in Punta Cana often comes with a larger plot, a private pool, and better community amenities that foreign buyers expect.
How much do 4-bedroom houses cost in Punta Cana as of 2026?
As of early 2026, a typical 4-bedroom house in Punta Cana costs between DOP 28 million and DOP 95 million, which translates to roughly $450,000 to $1,500,000 (€380,000 to €1,265,000), with most of the inventory at this size sitting inside gated communities like Cap Cana, Punta Cana Resort, and Cocotal.
For a 5-bedroom house in Punta Cana, the realistic price range in 2026 runs from about DOP 57 million to DOP 190 million ($900,000 to $3,000,000, or €760,000 to €2,530,000), because at this size you're firmly in the "villa" category and buyers are paying for large plots, private pools, and premium finishes.
For a 6-bedroom house in Punta Cana, prices generally start around DOP 95 million ($1,500,000 / €1,265,000) and can go well above DOP 190 million ($3,000,000 / €2,530,000), especially for beachfront or golf-front compounds in Cap Cana's most exclusive enclaves like Caleton or Las Iguanas.
Please note that we give much more detailed data in our pack about the property market in Punta Cana.
How much do new-build houses cost in Punta Cana as of 2026?
As of early 2026, a typical new-build house in Punta Cana costs between DOP 18 million and DOP 100 million ($280,000 to $1,600,000, or €235,000 to €1,350,000), with a 3-bedroom new-build generally starting around $280,000 and a 4-bedroom new-build villa in a resort community easily reaching $650,000 or more.
New-build houses in Punta Cana typically carry a premium of about 15% to 30% over comparable older resale houses, because buyers are paying for modern layouts, better backup power and water systems, turnkey rental-ready finishes, and the newer gated-community infrastructure that has become the standard for foreign buyers in the area.
How much do houses with land cost in Punta Cana as of 2026?
As of early 2026, a house with a meaningful plot of land in Punta Cana typically costs between DOP 16 million and DOP 126 million ($250,000 to $2,000,000, or €210,000 to €1,690,000), with the wide range reflecting the massive price difference between an inland lot in Veron and a golf-front estate in Cap Cana.
In Punta Cana, a "house with land" usually means a standalone villa sitting on a plot of 300 to 1,000 square meters, because most gated-community houses come with defined lots in that range, and anything above 1,000 square meters starts to feel like a small estate, especially in Cap Cana where larger plots are a key price driver.
We cover everything there is to know about land prices in Punta Cana here.
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Where are houses cheapest and most expensive in Punta Cana as of 2026?
Which neighborhoods have the lowest house prices in Punta Cana as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Punta Cana are Veron (often listed as "Veron-Punta Cana"), Ciudad del Sol, and the residential sub-areas of Lotificacion Veron, all located inland and away from the resort-branded coastline.
In these cheapest Punta Cana neighborhoods, a typical house in 2026 costs between DOP 5.7 million and DOP 11 million (about $90,000 to $180,000, or €76,000 to €150,000), mostly for smaller 2-to-3-bedroom homes.
The main reason these neighborhoods have the lowest house prices in Punta Cana is not just "distance from the beach" but the fact that they sit outside the gated-community and resort-branding ecosystem, meaning they lack the 24/7 security, managed amenities, and international marketing that foreign buyers typically pay a premium for.
Which neighborhoods have the highest house prices in Punta Cana as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Punta Cana are Cap Cana (including its enclaves like Las Iguanas and Caleton), Punta Cana Resort & Club, and Punta Cana Village, all of which sit along the coastline and operate as internationally branded resort communities.
In these most expensive Punta Cana neighborhoods, a typical house in 2026 costs between DOP 63 million and DOP 190 million (about $1,000,000 to $3,000,000, or €845,000 to €2,530,000), with some beachfront compounds going even higher.
The main reason these neighborhoods command the highest house prices in Punta Cana is that they offer a combination that cannot be replicated elsewhere in the area: private beach access, Jack Nicklaus-designed golf courses, marina berths, five-star hotel services on-site, and a built-in short-term rental demand from the millions of tourists who fly into Punta Cana International Airport every year.
The typical buyer in these premium Punta Cana neighborhoods is not a first-time homeowner but rather a North American or European investor purchasing a second or third home, often with a dual purpose of personal vacation use and Airbnb-style rental income during the months they are not there.
How much do houses cost near the city center in Punta Cana as of 2026?
As of early 2026, a house near what functions as Punta Cana's "city center" (the Downtown Punta Cana commercial area and Punta Cana Village, which are the two main service hubs) typically costs between DOP 14 million and DOP 32 million (about $220,000 to $500,000, or €185,000 to €420,000).
Near Punta Cana's main transit hub, which is really the Punta Cana International Airport corridor and the roads connecting it to Bavaro, a house in 2026 typically costs between DOP 16 million and DOP 63 million ($250,000 to $1,000,000, or €210,000 to €845,000), a wide range because this corridor includes everything from regular neighborhoods to luxury resort gates.
Near the top-rated schools in Punta Cana, most notably Puntacana International School in Punta Cana Village, house prices in 2026 tend to run between DOP 32 million and DOP 63 million ($500,000 to $1,000,000, or €420,000 to €845,000), because families with school-age children pay a clear premium for the short commute.
In Punta Cana's most popular expat areas, which include Punta Cana Village, Cap Cana, Cocotal Golf & Country Club, and the Los Corales / El Cortecito pocket, house prices in 2026 typically range from DOP 32 million to DOP 95 million ($500,000 to $1,500,000, or €420,000 to €1,265,000), with the price depending largely on whether the community has golf, beach access, or both.
We actually have an updated expat guide for Punta Cana here.
How much do houses cost in the suburbs in Punta Cana as of 2026?
As of early 2026, a house in Punta Cana's suburban areas (meaning the more residential, less resort-branded inland zones) typically costs between DOP 7.5 million and DOP 16 million (about $120,000 to $250,000, or €100,000 to €210,000) for a 2-to-3-bedroom home.
Suburban houses in Punta Cana are generally 50% to 70% cheaper than comparable properties near the resort-heavy center or in gated beachfront communities, which means a 3-bedroom house that costs $450,000 in Cocotal can have an inland equivalent for around $150,000 to $200,000, the trade-off being fewer shared amenities and a longer drive to the coast.
The most popular suburbs for house buyers in Punta Cana in 2026 are Veron (the largest and most established inland town), Ciudad del Sol (increasingly marketed as a planned residential area), and the emerging corridor between Veron and Bavaro, where new retail, restaurants, and services keep appearing as the local population grows.
What areas in Punta Cana are improving and still affordable as of 2026?
As of early 2026, the top areas in Punta Cana that are improving and still relatively affordable for house buyers include newer pockets of Veron, Ciudad del Sol, and the corridor zones between Veron and Bavaro where new development is steadily appearing.
In these improving but still affordable areas of Punta Cana, houses in 2026 typically cost between DOP 7.5 million and DOP 16 million (about $120,000 to $250,000, or €100,000 to €210,000), though the nicest newly developed pockets are already repricing upward.
The main sign of improvement drawing buyer interest to these areas is not just "new houses being built" but the arrival of commercial infrastructure that makes daily life easier, specifically new supermarkets, pharmacies, medical clinics, and paved secondary roads that connect these neighborhoods to the Bavaro-Punta Cana main road in under 10 minutes.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Punta Cana.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Dominican Republic versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What extra costs should I budget for a house in Punta Cana right now?
What are typical buyer closing costs for houses in Punta Cana right now?
When buying a house in Punta Cana in 2026, the typical total closing cost for a buyer is about 5% to 8% of the purchase price if you are paying cash, and potentially higher if a mortgage is involved because of additional bank and legal fees.
The main closing cost categories in Punta Cana include the 3% property transfer tax (the largest single item), legal fees of about 1% to 1.5% of the price (DOP 630,000 to DOP 950,000 on a $100,000 purchase, or roughly $1,000 to $1,500 / €845 to €1,265), plus notary, translation, and title-registration costs that together typically add another $500 to $2,000.
The single largest closing cost for house buyers in Punta Cana is the 3% transfer tax (known locally as the Impuesto de Transferencia Inmobiliaria), which is collected by the DGII and is non-negotiable, meaning on a $350,000 house it amounts to $10,500 (about DOP 661,500 or €8,870).
We cover all these costs and what are the strategies to minimize them in our property pack about Punta Cana.
How much are property taxes on houses in Punta Cana right now?
For a house at the Punta Cana median price of around $350,000 (roughly DOP 22 million), the annual property tax (IPI) in 2026 works out to approximately DOP 113,000 per year, which is about $1,800 or €1,520, though the exact amount depends on the DGII's assessed value of the property rather than the purchase price.
Property tax on houses in Punta Cana (and across the Dominican Republic) is calculated through the IPI system: the DGII applies a rate of 1% on the portion of your total taxable property value that exceeds RD$10,695,494, which at the current exchange rate of roughly RD$63 per dollar equals about $170,000 (€143,000), so if your house is valued below that threshold you may owe nothing at all.
If you want to go into more details, we also have a page with all the property taxes and fees in Punta Cana.
How much is home insurance for a house in Punta Cana right now?
For a typical house in Punta Cana valued at around $350,000, annual home insurance in 2026 generally costs between DOP 66,000 and DOP 176,000 (about $1,050 to $2,800 per year, or €885 to €2,360), depending on the property's proximity to the coast, its construction quality, and whether you plan to rent it short-term.
The main factors that push home insurance premiums up for houses in Punta Cana are hurricane and wind exposure (the Dominican Republic sits in the Caribbean hurricane belt), the replacement cost of materials in a tourism-driven construction market, and whether the property includes a pool or is used as a vacation rental, both of which add liability coverage costs.
What are typical utility costs for a house in Punta Cana right now?
The total monthly utility bill for a typical house in Punta Cana in 2026 usually runs between DOP 13,000 and DOP 32,000 (about $200 to $500 per month, or €170 to €420), with electricity alone accounting for the bulk of that cost because of air conditioning use in the tropical climate.
The main utility categories for a house in Punta Cana break down roughly as follows: electricity is the biggest item at DOP 9,500 to DOP 25,000 per month ($150 to $400 / €125 to €340), based on CEPM's published tariff of around RD$21.90 per kWh; water typically runs DOP 500 to DOP 2,000 per month ($8 to $30 / €7 to €25); internet costs about DOP 3,000 to DOP 3,700 per month ($49 to $59 / €41 to €50) for fiber optic; and gas for cooking is usually DOP 300 to DOP 800 per month ($5 to $13 / €4 to €11).
What are common hidden costs when buying a house in Punta Cana right now?
Beyond the official closing costs, house buyers in Punta Cana should budget for roughly DOP 190,000 to DOP 630,000 ($3,000 to $10,000, or €2,530 to €8,450) in commonly overlooked expenses, including inspections, furnishing gaps, HOA setup fees, and backup power system installation or upgrades.
Inspection fees for a house in Punta Cana in 2026 typically cost between DOP 19,000 and DOP 50,000 ($300 to $800 / €255 to €675) for a basic structural and systems check, rising to DOP 50,000 to DOP 95,000 ($800 to $1,500 / €675 to €1,265) if you add specialist inspections for the roof, electrical system, or pool.
Other common hidden costs beyond inspections in Punta Cana include HOA or gated-community maintenance fees (which can be substantial, for example $225 per month at Cocotal), costs for setting up or upgrading an inverter, battery, or generator for backup power, water cistern and pump maintenance, and potential legal fees to clean up title issues if prior transfers were not completed properly.
The hidden cost that tends to surprise first-time house buyers in Punta Cana the most is the gated-community HOA fee, because it is a recurring monthly expense (often $150 to $350 per month) that many people forget to include in their budget, and it can add $1,800 to $4,200 per year on top of the mortgage, taxes, and insurance they already planned for.
You will find here the list of classic mistakes people make when buying a property in Punta Cana.
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What do locals and expats say about the market in Punta Cana as of 2026?
Do people think houses are overpriced in Punta Cana as of 2026?
As of early 2026, the general sentiment among both locals and expats in Punta Cana is that prime gated communities like Cap Cana feel expensive but are considered fairly valued by international buyers who compare them to other Caribbean destinations, while inland areas are widely seen as still offering good value for the price.
Houses in Punta Cana typically stay on the market for about 75 to 140 days before selling if they are well-priced, though luxury villas at $1 million or above can sit for 120 to 240 days or longer because the buyer pool is smaller and negotiations take more time.
The main reason expats give for feeling that prime Punta Cana house prices are fairly valued (rather than overpriced) is the strong short-term rental yield potential: a well-located house near the beach can generate 6% to 8% gross rental returns per year, which makes the purchase price feel justifiable compared to similar properties in, say, Cancun or the Bahamas where yields are often lower.
Compared to one or two years ago, the sentiment on house prices in Punta Cana has shifted from "this is a bargain market" to "this is a mature market," because prices rose roughly 9% in nominal terms from January 2025 to January 2026 and many buyers who got in during 2020 to 2022 now see their properties valued 30% to 50% higher, which makes newcomers feel they have less room for easy gains.
You'll find our latest property market analysis about Punta Cana here.
Are prices still rising or cooling in Punta Cana as of 2026?
As of early 2026, house prices in Punta Cana are broadly firm to mildly rising in prime resort neighborhoods like Cap Cana and Bavaro beachfront, while inland and non-premium areas show flatter prices with more room for negotiation.
The estimated year-over-year house price change in Punta Cana is about 5% to 9% in nominal terms from early 2025 to early 2026, with the higher end of that range applying to well-located properties in gated communities and the lower end reflecting inland areas where supply is broader and buyer competition is lighter.
Looking ahead, most local agents and market analysts expect Punta Cana house prices to continue rising by about 3% to 7% over the next 6 to 12 months, supported by record airport passenger numbers (over 11 million people moved through Punta Cana's airport in 2025), ongoing resort construction, and a steady inflow of foreign buyers from North America and Europe.
Finally, please note that we have covered property price trends and forecasts for Punta Cana here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the Dominican Republic. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Punta Cana, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why we trust it | How we used it |
|---|---|---|
| DGII - Impuesto Patrimonio Inmobiliario (IPI) | It's the Dominican tax authority explaining official property tax rules. | We used it to get the current IPI rate (1%) and the taxable threshold in pesos. We then translated that into a simple "will I pay property tax?" rule for house buyers in Punta Cana. |
| DGII - Transfer Tax Calculator | It's the DGII's own tool for calculating official transfer tax. | We used it to anchor the 3% transfer tax as a real closing-cost item. We then built a closing-cost budget around it for Punta Cana buyers. |
| DGII + Registro Inmobiliario - Transfer Brochure | It's an official step-by-step document produced by the government. | We used it to list the paperwork and steps buyers should expect for a property transfer. We also highlighted where delays commonly happen in the process. |
| Ministerio de Hacienda - Transfer Tax Page | It's the Ministry of Finance explaining the legal transfer tax framework. | We used it as a second government confirmation that the transfer tax exists. We relied on it to support our conservative closing-cost estimate. |
| DGII - 2026 Dollar Exchange Rate Series | It's an official exchange-rate series sourced from the Central Bank. | We used it to convert local costs (taxes, electricity) into USD consistently. We also used it to keep all budgets comparable for a foreign buyer thinking in dollars. |
| Banco Central (BCRD) - Historic Exchange Rates | It's the Central Bank's official portal for macro and FX data. | We used it to cross-check exchange rates before converting property values. We treated it as the source of truth behind the DGII FX publication. |
| Banco Central - Tourism Flow Report (2025) | It's a Central Bank tourism report using official immigration data. | We used it to explain why Punta Cana demand is structurally different from other Dominican cities. We also used it to show why prime neighborhoods stay expensive even when the broader market cools. |
| CEPM - Electric Tariff | CEPM is the electricity utility serving the Punta Cana area. | We used it to estimate a realistic monthly electricity bill for houses. We then turned that into a simple budget line for ongoing costs in Punta Cana. |
| Realtor.com International - Punta Cana Listings | It's a large international portal aggregating listings from established brokerages. | We used it as a transparent snapshot of asking prices for houses in Punta Cana. We then triangulated price ranges using multiple sub-areas and bedroom counts. |
| Properstar - Punta Cana Price Index | It's a listings-based price index tracking median prices per square foot. | We used it to benchmark the median house price per square meter in Punta Cana. We cross-checked its figures against live listings to verify accuracy. |
| Diario Libre - Punta Cana Airport 2025 Passenger Data | It's a major national newspaper reporting checkable airport statistics. | We used it to support the point that Punta Cana is not a normal "local-only" housing market. We also used it to explain why short-term rental demand keeps prices firm in prime zones. |
| Global Property Guide - Dominican Republic | It's an independent research site tracking property prices and rental yields globally. | We used it to verify rental yield benchmarks and luxury price ranges. We also used it for context on mortgage rates and construction cost trends in the Dominican Republic. |
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